This report is prepared for the sole use of Stz’uminus First Nation. No representations of any kind are made by Urban Systems Ltd. or its employees to any party with whom Urban Systems Ltd. does not have a contract. Copyright 2014. March 2014 Oyster Bay Neighbourhood Concept Plan: Hotel Stz’uminus First Nation File: 2970.0005.01 550 - 1090 Homer Street, Vancouver, BC V6B 2W9 | T: 604.235.1701
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This report is prepared for the sole use of Stz’uminus First Nation. No representations of any kind are made by Urban Systems Ltd. or its
employees to any party with whom Urban Systems Ltd. does not have a contract. Copyright 2014.
March 2014
Oyster Bay Neighbourhood Concept
Plan: Hotel
Stz’uminus First Nation
File: 2970.0005.01
550 - 1090 Homer Street, Vancouver, BC V6B 2W9 | T: 604.235.1701
Oyster Bay Neighbourhood Concept Plan: Hotel
Page | i
Table of Contents
1.0 Oyster Bay Neighbourhood ............................................................................................................... 1
3. Hotel NCP (3.7 acres / 1.5 ha): The tourism and recreational hub, and Neighbourhood showpiece;
and
4. Assisted Living NCP (21.3 acres / 8.6 ha): Assisted living for local seniors in close proximity to
commercial and natural amenities.
Figure 4: Oyster Bay Neighbourhood Concept Plan Areas
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2.2 Design Guidelines
To ensure high quality design and development on the Oyster Bay site, Stz’uminus First Nation has
developed Design Guidelines (2011). The Neighbourhood Concept Plans have incorporated the following
general principles of the Design Guidelines:
Capitalize on the natural setting of the site including the mature forest and the coastline;
Create a visually attractive development with a distinct sense of place;
Create a mix of land uses, including residential, office, commercial and community uses;
Provide a range of housing opportunities and choices; and
Promote a compact, walkable urban form.
A key principle included in the Design Guidelines is the concept of placemaking. It is the intention of
Stz’uminus First Nation that this concept helps guide the design and development of projects on its lands:
“Placemaking is the process of bringing individuality and distinctiveness to the built
environment in order to produce a sense of place. Responding to local character and
context provides a starting point for creating a unique sense of place… There are many
existing features, such as views across Ladysmith Harbour, the interesting coastline and
existing vegetation, which should act as form-givers for the development with the purpose
of assisting in achieving uniqueness of character.”
In addition to general principles, the document provides specific design guidelines for a range of land uses
and development types relevant to the Oyster Bay Neighbourhood (e.g. residential single-family housing).
As plans for the site advance in further detail, the Guidelines will serve as a key tool to guide the physical
form and character of each component of the site. A copy of the Oyster Bay Design Guidelines can be
found in Appendix C.
Figure 5: Oyster Bay Design Guidelines (2011)
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3.0 Oyster Bay Neighbourhood Concept Plan: Hotel
3.1 The Opportunity
Located on a peninsula facing Ladysmith Harbour, the Hotel NCP will serve as the showpiece of the Oyster
Bay Neighbourhood. The site’s unique characteristics and spectacular location make it ideally suited for the
development of a resort Hotel with convention facilities. The hotel will feature a leading combination of high
quality architectural design, guest services, and amenities, making it a year-round regional destination for
both tourists and business professionals.
Figure 6: Hotel NCP – Site Overview (3.7 acres / 1.5 ha)
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3.2 Site Overview
The Hotel NCP has a total area of 3.7 acres (1.5 ha). The site is bordered to the north and west by Ladysmith
Harbour, to the south by the Residential NCP, and to the east by Ladysmith Harbour and Bush Creek Park.
As noted previously, the site is ideally suited for hotel development due to its waterfront location, numerous
recreational amenities, and its close proximity to the Trans-Canada Highway (less than 200m), which
ensures quick and easy access to Ladysmith and Nanaimo.
Primary access to the site is via Oyster Sto’Lo Road and the internal, proposed road network of the
Residential NCP. The site is primarily undeveloped, with existing development consisting of Band
administrative buildings.
Figure 7: Hotel NCP – Development Area
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3.3 Land Use & Zoning
As noted previously, the site has been identified for Hotel use in the form of a resort hotel, which will include
convention facilities. The leasable area is summarized below and Illustrated in Figure 8.
Hotel: 3.7 acres (1.5 ha)
Figure 8: Hotel NCP – Lease Area
Generally, use of the site for hotel purposes is supported by First Nation’s existing laws and policies
governing land use and development, including its Land Use Policy and Zoning Law. Procedurally, the
current zoning requires that a zoning amendment(s) be adopted prior to proceeding with development on
the site. However due to the aforementioned policy / law support of hotel development on the site, a zoning
amendment should not be seen as a barrier.
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Table 1: Hotel NCP – Land Use & Zoning
Current & Proposed Land Use & Zoning
Current Land Use
Policy Designation(s)
Current Zoning Law
Designation(s) Proposed Land Use / Zoning
Main Street Mixed Use
Village Centre Holding
(H3)
Hotel / Tourist Commercial (C4)
Specific details of the location of each land use and zoning designation and the relevant requirements can
be found in Appendix C.
Figure 9: Example of Local Hotel Development
Source: http://www.chemainushotel.com/
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3.4 Access & Servicing
Access to the Hotel NCP is from the full-movement signalized intersection of the Trans-Canada Highway
and Oyster Sto’Lo Road, as shown in Figure 10. As of 2012, the average traffic volume along the Trans-
Canada Highway was approximately 27,000 per day2. The highway intersection is characterized by two
eastbound and two westbound through lanes, along with dedicated left-turn and right-turn lanes. Oyster
Sto’Lo Road is a paved two-lane road and identified as the primary access road to the Hotel NCP (via the
Residential NCP).
Figure 10: Hotel NCP – Site Access & Circulation
An existing trunk sanitary forcemain and trunk watermain system is located on the south side of the
Residential NCP area. These sanitary and watermain systems have been designed to accommodate the
full build-out for the entire Oyster Bay Neighbourhood. McElhanney Consulting Services designed the
water system to supply a fire flow of 150 L/s for commercial land uses. These trunk services extend to the
Town of Ladysmith’s municipal system at a connection point approximately 2 kilometres southeast of the
lands. The Town of Ladysmith provides water supply and sewage collection services by way of a Municipal
Type Servicing Agreement with Stz’uminus. For further information relating to the design of these systems,
please refer to McElhanney Consulting Services’ design report provided in Appendix D.
2 BC Ministry of Transportation, Average Annual Daily Trips (AADT), Traffic Information GIS Website - Uniform Traffic Volume Segment View along Trans-Canada Highway from First Avenue (Ladysmith) to Cedar/Carmichael Road.
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Figure 11: Hotel NCP – Servicing & Setbacks
Please note the engineering servicing commentary provided in this report is preliminary in nature and has
been developed solely for conceptual level planning purposes. As such, confirmation of engineering
opportunities and/or constraints requires further investigation, analysis and engineering design. The
developer of the lands will need to identify offsite infrastructure and access related improvements based on
their proposed development concept.
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4.0 Hotel NCP: Conceptual Development Plan
4.1 Plan Overview
To demonstrate the substantial potential of the site, Stz’uminus has completed a detailed Conceptual
Development Plan for the Hotel NCP. The purpose of the Plan is to convey the First Nation’s vision for the
Hotel NCP to potential development partners. The Conceptual Development Plan presents a development
scenario consistent with:
The results of detailed highest and best use / market analysis by Urbanics and Site Economics
(Appendix B);
The site’s physical characteristics;
Best practices in planning, design, and engineering;
The goals, priorities, policies, and regulatory framework of Stz’uminus First Nation; and
The expertise of Coast Salish Development Corporation.
Built upon this foundation, the Conceptual Development Plan presents a development scenario that is
realistic, yet flexible enough to be tailored to the needs of Stz’uminus and its development partners. The
Plan does not represent the only approach to development of the Hotel NCP. Rather, it represents one
potential development scenario for the site.
Figure 12: Hotel NCP – Conceptual Development Plan
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General Design Considerations
As within the broader Oyster Bay Neighbourhood, the Hotel NCP has been designed to function both
independently and as a whole. As a result, the following overall principles underpin the design of the
Conceptual Development Plan and its key features:
Maximizing value for Stz’uminus First Nation;
Providing a realistic, yet flexible layout and mix of uses;
Ensuring high connectivity to the broader Neighbourhood;
Providing a high quality destination and experience for users;
Allowing for potential expansion of certain uses;
Incorporating natural areas into the site while meeting parking and circulation needs (i.e.
accommodating cars as well as neighbourhood pedestrians);
Ensuring adequate parking:
o The design respects the Stz’uminus First Nation parking Bylaw;
o Site densities / demand have been projected based on the on assumption of surface
parking only; and
Providing a visually attractive product to residents and visitors that reflects the high quality design
and character of the broader Oyster Bay Neighbourhood.
With those principles in the background, the following section provides a detailed breakdown of the key
components of the site.
4.2 Key Features
Based on the aforementioned market analysis / development expertise, the site conditions, and the land
use and zoning policies and regulations of Stz’uminus First Nation, the site has been designed to include
the following key features:
80 unit resort hotel with convention rental space;
Opportunities for future expansion or complimentary uses;
+/- 63 parking spaces;
Easy access to natural and recreational amenities;
Strong overall connectivity to surrounding areas – both for automobiles and pedestrians; and
Form and layout consistent with the Stz’uminus Zoning Law.
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Resort Hotel & Convention Rental Space
The showpiece of the Oyster Bay Neighbourhood is an 80-unit, four-storey, resort hotel (approximately
84,000 sq. ft. in total) with convention rental space. The hotel has been located on the site’s natural
peninsula in order to maximize views to the harbour. Due to current market demand, Stz’uminus has
identified the area that forms the point of the peninsula for immediate hotel development. The proposed
hotel design conforms to the applicable guidelines of the Zoning Law (e.g. lot size, setbacks, etc.).
Figure 13: Resort Hotel Site & Future Uses
Future Uses
To demonstrate the additional potential of the site over the longer-term, the Conceptual Development Plan
outlines a potential location of additional structures on either side of the hotel. Potential uses for this prime
waterfront area may include an expanded hotel, additional event / convention space, or time-share
condominiums.
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Natural Areas & Recreation
The Hotel NCP is surrounded by a myriad of natural and recreational amenities. This includes Ladysmith
Harbour, Bush Creek Park, an existing wharf, and a recreational walking / biking trail. The site design
embraces each of these aspects, offering guests multiple opportunities to access each of these features,
both physically and visually.
Figure 14: Ladysmith Harbour, Existing Wharf, Trail Network & Bush Creek Park
Circulation, Connectivity & Parking
Parking has been provided in accordance with the character of the proposed use of the site and its
surroundings. Screening and natural features – including a water feature and greenspace – have been
incorporated into the design for an enhanced user experience. The circulation network has been designed
to allow for easy access to the site from two points and to provide guests with the option of either circling
past the front entrance or entering the parking lot directly.
The proposed Conceptual Development Plan allocates approximately 63 parking stalls. It is important to
note that this falls below the 80 space minimum allowed under the existing Zoning Law. As a result, a
zoning amendment will be necessary to proceed with the proposed parking configuration.
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Figure 15: Circulation & Connectivity
4.3 Site Access & Trip Generation
As previously noted, the existing access to the Hotel NCP area is provided from Oyster Sto’Lo Road and
the Trans-Canada Highway. The intersection of the Trans-Canada Highway and Oyster Sto’Lo Road is a
full turn signalized intersection, therefore providing easy access to Oyster Sto’Lo road from multiple
directions. As shown on the proposed concept for the area, a number of local roads are proposed to allow
easy access to the Hotel site.
Based on the proposed land use and units, we have approximated that the subject development could
generate the following traffic volumes:
A total of 650 weekday trips;
40 trips during the weekday AM peak period; and
50 trips during the weekday PM peak period.
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Figure 16: Site Access (Detail)
4.4 Site Servicing
The subject lands are located in close proximity to existing services and utilities. We note that an existing
200mm diameter sanitary sewer is located near the southwest corner of Oyster Sto’Lo Road and Beale
Road. The nearest watermain is an existing 300mm diameter main located within the Oyster Sto’Lo Road
right-of-way east of the A&W property. Upon development, both water and sanitary sewers would need to
be sized and extended to the Hotel site. Please note that the developer will need to determine a servicing
strategy for the lands based on the development concept and grading plan. As part of this work, the
developer will need to determine if the sanitary system requires pumping/forcemains or if the system can
operate with conventional gravity sewers through the proposed Residential NCP area. Existing utilities in
the area also include overhead hydro and telephone along the north side of the Trans-Canada Highway.
Based on the proposed land use and units, it is anticipated that the proposed development could generate
the following servicing requirements and loads3:
Watermain Servicing
o Average Day Demand = 0.5 L/s
o Maximum Day Demand = 0.8 L/s
o Peak Hour Demand = 1.6 L/s
3 Servicing requirements are based on the criteria established in the Town of Ladysmith’s Manual of Engineering Standards and Specifications along with the criteria established in McElhanney Consulting Services’ report entitled Coast Salish Development Corp., Oyster Bay IR No. 12 Water and Sewer Servicing Study, January 2011.
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o Design Fire Flow Provided = 150 L/s4
Sanitary Servicing
o Average Day Dry Weather Flow = 0.4 L/s
o Peak Wet Weather Flow = 1.8 L/s
Figure 17: Site Servicing (Detail)
4.5 Environmental & Geotechnical
The primary environmental features of the site are Ladysmith Harbour and Bush Creek. To analyse potential
impacts on such features and to identify areas of potential environmental concern, Stz’uminus First Nation
commissioned two recent Environmental Site Assessments. For further information, please see the full
reports located in Appendix D.
4 Fire Flow provided is based on McElhanney Consulting Services’ report entitled Coast Salish Development Corp., Oyster Bay IR
No. 12 Water and Sewer Servicing Study, January 2011. Required fire flows shall be in accordance with the latest release of "Water Supply for Public Fire Protection" as published by the Fire Underwriter's Survey and/or INAC’s Design Guidelines for First Nations Waterworks. During a fire situation, the system shall be designed to supply an adequate volume of water at a minimum residual pressure of l40 kPa (20 psi).
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4.6 Policies & Procedures
As noted, the proposed hotel use for the site is generally supported by Stz’uminus First Nation Land Use
Policy and Zoning Law. However, certain zoning amendments will be necessary to proceed with the
proposed uses / parking allocations. In addition, should adjustments to the Conceptual Development Plan
be made, it is recommended that the Zoning Law be consulted prior and / or an amendment be filed (if
applicable).
For further information regarding Stz’uminus First Nation policy and the next steps in the development
process, please see the following documents located in Appendix C:
Stz’uminus First Nation Governance Manual
Stz’uminus First Nation Land Code (July 25, 2013)
Oyster Bay Land Use Plan (2010)
Stz’uminus First Nation Development Permit Law
Oyster Bay Design Guidelines (2011)
Stz’uminus First Nation Zoning Law (includes Zoning Guidelines)
Stz’uminus First Nation Building Law
Stz’uminus First Nation Land Development Procedures Manual
Stz’uminus First Nation Fees and Charges Law
Co-operation Protocol between Stz’uminus First Nation and the Town of Ladysmith
Servicing Agreement (Town of Ladysmith) [furnished upon request]